RICS Level 2 Survey in BN42

BN42 has the highest average prices of the BN postcodes running along this stretch of the West Sussex coast, reflecting Southwick's appeal to Brighton and Hove commuters seeking a community-feel location with direct rail access and more space for their budget. Semi-detached properties dominate transactions, followed by terraced houses, with detached properties commanding prices above £520,000 and flats sitting significantly lower at an average of £237,375.

The housing stock in Southwick reflects the pattern typical of South Coast towns of its size and period - Victorian and Edwardian terraces in the older parts of the village, inter-war semi-detached houses built through the 1920s, 1930s and 1940s as the town expanded, and post-war infill that continued through the 1950s to 1970s. Each construction era brings a different profile of defects, and our surveyors apply era-specific inspection priorities accordingly.

The most commonly identified defects across our BN42 survey inspections include:

• Roof covering deterioration on pitched roofs - slipped concrete or clay tiles, deteriorated ridge tiles and failed mortar pointing
• Lead flashing failure at chimney stack junctions, causing water ingress to top-floor ceilings and internal walls
• Damp penetration through solid brick walls on Victorian and Edwardian terraces without effective cavity wall or modern damp-proof courses
• Woodworm and rot in original timber floor structures in older properties, particularly where under-floor ventilation has been blocked
• Cavity wall tie corrosion in inter-war properties built with early cavity wall construction and mild steel ties
• Outdated electrical consumer units without RCD protection in properties not rewired since the 1970s or 1980s
• Cast iron gutters and downpipes with failed joints causing persistent damp to external elevations
• Flat roof deterioration on rear extensions added during the 1960s and 1970s

**Victorian and Edwardian terraces (pre-1919):** These are solid wall properties - no cavity, no modern damp-proof course, no insulation. Moisture management in these buildings depends on natural evaporation rather than exclusion, and they function correctly only when external maintenance is maintained and internal modifications do not disrupt the breathable structure. Our inspectors look for cement-based repointing and render that trap moisture, rising damp where slate or blue brick DPCs have been bridged or fractured, and timber floor structures with defective ventilation.

**Inter-war semis and terraces (1919-1945):** Early cavity wall construction appears in this period, but cavities were often narrow and have corroded mild steel wall ties that are now approaching the end of their safe life. Cavity tie failure causes horizontal cracking at mortar courses on external elevations. We assess tie condition visually and note any cracking patterns consistent with tie failure. Electrical systems from this era will invariably require full replacement if not previously upgraded.

**Post-war housing (1945-1980):** Wider cavities, improved construction standards but aging services throughout this period. Flat roofs on rear extensions, integrated garages and 1970s additions are a common point of failure. We assess felt condition, check for ponding water at flat roof falls and inspect gutters and downpipes for blockages that cause water to back up. Properties from the 1960s and 1970s may contain asbestos-containing materials in floor tiles, ceiling coatings, textured paint and pipe lagging.

Asbestos-containing materials were used extensively in UK construction until a full ban took effect in 1999. In BN42, this means that a significant proportion of the housing stock - all properties built or substantially refurbished before 2000 - may contain asbestos in some form. Common locations include: artex and textured ceiling coatings applied through the 1970s and 1980s, vinyl floor tiles and the adhesive beneath them, pipe lagging on hot water and heating pipework, asbestos cement roof sheets on outbuildings and garages, soffit boards on 1960s and 1970s properties, and insulating board behind fusebox panels.

Our RICS Level 2 Survey report notes any materials visually consistent with asbestos and recommends specialist sampling and laboratory analysis where these are identified. Asbestos in undisturbed, intact condition is generally managed rather than removed, but any planned renovation - fitting a new kitchen, removing a partition wall, re-roofing an outbuilding - requires professional asbestos management before works commence.

An independent asbestos survey prior to purchase gives you full knowledge of what is present and the associated management or removal costs. We offer an asbestos survey service across BN42 and the wider Southwick and Brighton and Hove area, and can arrange this concurrently with your RICS Level 2 Survey inspection where required.